| . . Section II - Community Profile .
A. Existing Land Use. According to the 1990 Census, Banks Township’s land area is 45 square miles, which includes 0.7 square miles in the Village of Ellsworth. Wade-Trim mapped the existing land use in the Township in September 1998. The map of existing land use, shown as Figure 2-1, illustrates the distribution of current land uses throughout the Township. Michigan Resource Information System (MIRIS) land cover/use classification categories were used to map the existing land use. The original state MIRIS mapping (1978) was updated with 1987 aerial photographs in combination with extensive field checking (conducted September 1998). The updated information was then computerized to produce the existing land use map and statistics. Table 2-1 presents the land uses in rank order, showing the number of acres and percent of the Township in each of the land use categories. Each of the land use categories is discussed below.
. Although the percent of land in agricultural use has decreased since the earlier mapping in 1978, general and specialized farming still constitutes the predominant land use in the township. As shown in Table 2-1, agricultural land occupied more than 32% of the Township land area in 1998. As is illustrated in Figure 2-1, the active agricultural lands are well dispersed across the Township. Prime or Important farmland soils are discussed and mapped in the Natural Resources portion of this section. .
. .
The nonforested
land use category consists of herbaceous open and shrub land. As shown
in Table 2-1 above, more than 23% of the Township is in this category.
Nonforested areas are scattered throughout the Township and are found
in nearly all sections of the Township.
. Of the forested lands, northern hardwoods comprise the vast majority of the upland forest land, with limited upland conifers located in the Township. The upland forested lands are dominated by maple, beech and basswood, with some birch and aspen found there as well. The upland conifers are predominantly red and white pine. .
Wetlands include land that has sufficient water at, or near, to support wetland or aquatic vegetation. These areas are commonly referred to as swamps, marshes and bogs. The identified wetland areas include areas which support lowland hardwoods and conifers such as white cedar, willow and aspen species, as well as lowland brush and grasses. Wetlands and lowland forests comprise 15.8% of the Township area. As seen on Figure 2-1, the wetland areas are scattered throughout the Township, with a clustering along the Lake Michigan shoreline, as well as along the lakes and creeks.
.
Single family homes constitute the predominant developed land use in the community. Residential development is spread throughout the Township along roadways, with concentrations found in the area of the Village of Ellsworth, the unincorporated Atwood Village area, and along the shoreline of Lake Michigan, see Figure 2-1. Residential land use occupies less than 4% of the land area in the Township. .
. Open water comprises less than two percent of the Banks Township. Included in this category are St. Clair Lake, Ellsworth Lake, Wilson Lake, Moblo Lake, Eaton Lake, Carpenter Lake, Skinner Lake, Little Torch Lake, Mud Lake, Toad Lake and the creeks. .
. The recreation land category includes the Antrim Creek Natural Area, the Antrim Dells Golf Course, the Bank Township Park and boat launch facilities. . The Antrim Creek Natural Area (the former Jones family property) is a 157 acre parcel located on Grand Traverse Bay that will be managed jointly by Antrim County and Banks Township as a public natural area. The property exhibits an array of significant natural features and ecosystems including fragile open sand dunes, a wide sandy beach, interdunal wetlands, forested dunes, conifer wetlands, mature upland hardwood forest, mature conifer forest, and wet upland meadow. . Other park facilities include the Wooden Shoe Park, and the former IDC Site (both located in the Village of Ellsworth).
. This category is comprised only of the four cemeteries in the Township. The cemeteries are the Antrim City Cemetery on Old Dixie Highway, the Ellsworth Cemetery on Eaton Road, the Atwood Cemetery on Church Road and the Catholic Cemetery near US-31 and Essex Road. .
. Banks Township has a very limited amount of land in industrial use. The majority of the property in this category is either active sand and gravel excavation operations, or former Antrim shale excavation sites. The location of these areas is shown on Figure 2-1.
. The transportation land use category includes a grass airstrip located in section 12, north of Rex Beach Road, and a tower located behind the fire hall in Atwood. Approximately 0.1 percent of the Township was categorized in this land use classification. .
. Banks Township has very little commercial development. As illustrated in Figure 2-1, the commercial and business development is concentrated in the Atwood Village area along the U.S. 31 corridor and in the Village of Ellsworth, which is not included in the land use statistics. . Four acres are mapped as institutional and include a church and fire hall in Atwood, and a church at the corner of Essex Road and Church Road. The Banks Township Hall is located in the Village of Ellsworth and therefore is not included in the Township land use statistics. . B. Natural
Resources
. Banks Townships' character is defined, in large part, by abundant natural resources, including lakes, ponds, streams, woodlands, farmlands, open space, wetlands, topography, and exceptional scenic beauty. These resources influence the suitability of land for various land uses and contribute to the area’s desirability for year-round and seasonal residential and recreational development. Natural
resources provide tangible benefits to residents and visitors alike. Lakes,
streams, woodlands, meadows, wetlands, hydric soils, floodplains, topographic
features, and scenic viewscapes are irreplaceable, environmental, economic,
and recreational resources, that are highly valued components of the community’s
character, and are viewed as essential to the region’s tourism and
recreation oriented economic base.
The extent and location of natural resources were examined using Michigan Resource Inventory System (MIRIS) maps prepared by the Cooperative Extension Service, and other information gathered during the preliminary phases of the planning process. Maps illustrating natural features are included in this section of the plan. Descriptions of each feature appear below: .
One of the most valuable natural resources of Banks Township is water. Banks Township abuts the shoreline of Grand Traverse Bay of Lake Michigan. Additionally, a number of named and unnamed lakes, ponds and streams are found in the township. The Township is located within two watersheds, the Grand Traverse Bay Watershed and the Elk River Chain of Lakes Watershed, with the watershed divide being essentially US-31. Ellsworth Lake, St. Clair Lake, Wilson Lake are a part of the chain of interconnected narrow lakes which follow the former drainage channels. Banks Township is in the upper portion of the Elk River Chain of Lakes Watershed. This location means the actions of this community will impact the waters and communities downstream. These waters as well as the many other smaller lakes and streams contribute to the area recreational activities. It is extremely important that the quality of these surface waters be protected from the negative impacts of development, such as pollution and loss of scenic views to open water. . Of all the lakes in the Township, only St. Clair, Ellsworth and Wilson are currently included in the on-going lake monitoring program organized by Tip of the Mitt Watershed Council. Based on the 1995 monitoring data the lakes have good to excellent water quality. The threat of water pollution from point sources is not a significant issue in Banks Township, but non-point sources are a major concern. A 1998 Shoreline Survey Summary was conducted as part of the Elk River/Chain of Lakes Watershed Project. This Tip of the Mitt Watershed Council project indicates these lakes are in good condition, although a few properties on St. Clair Lake showed signs of accelerated erosion. Additionally, Wooden Shoe Park on Ellsworth Lake exhibited signs of accelerated erosion. . Lakes, ponds, and watercourses support aquatic, shoreline, and streambank wildlife habitats. Lakes and streams make significant contributions to the Banks Township’s character, as well as to the area’s tourism and recreation oriented economic base. Land adjacent to shorelines exhibits the community's highest densities of residential development. Proper land use manage-ment can help protect the quality of surface waters, as well as minimize damage to sensitive aquatic, shoreline, and streambank ecosystems. Both groundwater and surface water are vital resources within Banks Township. The entire township relies on groundwater for drinking water. As shown in Figure 2-2, the entire township is located in an area where vulnerability of drinking water aquifers to surface contamination is high due to permeable soils over highly sensitive drift lithology.
. Wetlands provide habitat for a wide variety of plant and animal life, function as natural stormwater retention and filtration systems, and play a significant role in the groundwater recharge cycle. When drained or filled to provide developable land, these practical benefits can be irreparably altered or destroyed. The general wetland areas are mapped in Figure 2-1, Existing Land Cover / Use Map. Additionally, Figure 2-3 is a map of hydric or wetland soils. A comparison of the two maps shows more hydric soils indicated than actual wetland areas identified during the land use update. It is likely that some of the areas with hydric soils have been built upon and consequently are no longer classified as wetlands. . • Woodlands . Woodlands provide renewable timber resources, wildlife habitat, buffer the sights and sounds of civilization, moderate the effects of wind, stabilize soils, contribute to the quality of air and surface water, store and filter stormwater, play an important role in the groundwater recharge process, and provide a wide range of recreational opportunities. The fractionalization of productive woodlands for homesites or other land uses impacts their ability to be managed for timber production or utilized by animal species requiring large contiguous areas. Antrim County has a professional forester to provide assistance for responsible forest management. See Figure 2-1 and Figure 2-4 for the locations of these forest areas. . • Geology and Topography . According to geologists, the surface geology of the region was formed 10,000 to 12,000 years ago by glacial activity. Numerous advances and retreats by the glaciers resulted in the locally complex pattern of erosion and deposition. The drainage channels scoured by the glaciers resulted in the drumlin formations and depressions oriented linearly from northwest to southeast, as see in the Township’s topography, Figure 2-5. . Topography contributes to the Township's scenic beauty, and the region's recreational and economic base. Areas of rugged topography provide wildlife habitat and opportunities for forestry and recreation, though are generally less suited to intensive development without extensive erosion control measures. Steep roadway grades, septic field failures, soil erosion and excavation costs are some of the difficulties associated with steep grades. Figure 2-5 shows areas with moderate and extreme slopes (greater than 12 percent) which are a constraint upon potential development. Development in areas with severe slopes and ravines should be monitored. If development is permitted, sensitive site planning should be required along these slopes to prevent erosion. . • Soils. All township residents rely on individual groundwater wells and private septic systems for water supplies and sewage disposal. That portion of Banks Township surrounding the Village of Ellsworth will likely be able to take advantage of municipal sewer and water supply systems if, and when, such systems become available. . Soils influence the capability of land to accommodate development. Soil characteristics present opportunities for the development of certain land uses, and limitations for others. Permeability, filtration capability, load bearing capacity, shrink-swell potential, slope, and soil type influence the suitability of land to accommodate septic system absorption fields (see Figure 2-6), building foundations and roadways. These same features influence the quality of wildlife habitat, and the productivity of agricultural and forestry operations. . The Banks Township Planning Commission examined maps illustrating the extent and location of soil characteristics during the planning process as a means of delineating areas within the community suited to various types of development. It should be noted that the maps are not site specific, and do not eliminate the need for detailed on-site investigations when land development proposals are made. . Descriptions of soil characteristics examined during the planning process are as follows: . • Hydric/Wetland Soils . Hydric/wetland
soils are generally unsuited for septic system installations, road construction,
and building site development. These soils tend to be of insufficient
strength to support building foundations. Shrinking and swelling of
soils during freeze/thaw cycles can damage building foundations unless
soils are modified with appropriate fill material • Septic Limitations
. High water table, wetness, slow permeability, slope, rapid permeability, and poor filtration capability influence the ability of septic systems to function properly. Hydric/wetland soils, and heavy clay soils are characterized by slow permeability and are generally considered unsuited for septic system installation. As seen in Figure 2-6, the entire Township is classified as having either moderate or severe septic limitations. . Soils that exhibit rapid permeability or poor filtration capability are unable to adequately filter septic system effluent. Accordingly, septic systems constructed in such soils pose a threat of groundwater contamination from septic system effluent. Intensive development should be limited in areas with these types of soils, in order to help protect the groundwater
• Farmland
Soils Important farmland soils possess all of the above characteristics, though slope is between six and twelve percent. These soils are highly productive when conservation tillage practices are used. . For the purpose of planning, the most significant areas with prime soils are those currently in active agricultural use, as shown on the Development Opportunities and Constraints Map. (see Figure 2-9). • Forestland
Soils
. Forestland soils are rated on the basis of their timber production potential, and are classified as either national or regional. . Soils classified as national are capable of producing greater than one cord, or 1,000 board feet of timber per year per acre, and are considered important on a national basis. Soils classified as regional are considered important on a regional and state basis, and are capable of producing from one-half to one cord, or from 500 to 1,000 board feet of timber per acre. . Typically, the highly productive forest soils also include the prime farm soils discussed above. The forest soils include a greater area because slope is not considered a significant limiting factor. (see Figure 2-8). . C.
Physical Opportunities & Constraints
. As discussed in the previous Natural Resources portion of this Section, land in Banks Township is not uniformly suited for development. Figure 2-9 shows a Development Opportunities and Constraints Map. Thus the Development Opportunities and Constraints Map (Figure 2-9) combines septic limitations information (steep slopes and hydric soils) with active agriculture on prime soils and existing development. The resulting map shows "constraint" areas where development should be severely restricted. Conversely, the white areas on the map identify pockets within the Township where development can be accommodated with the least impact to resources. The Opportunities and Constraints Map, in combination with the goals and policies identified in Section III, serves as the basis for the future land use map in Section IV. .
D. Population,
Housing & Socioeconomic Characteristics.
• 1970 - 1996 Population The 1990 U.S. Census lists the population of Banks Township as 1,513. Banks Township experienced a population decrease of two persons between 1980 and 1990. According to the 1996 Census estimate, the population of Banks Township had increased to 1,711, an increase of 13.1 percent since 1990. The census population figures stated in this section for Banks Township include the Village of Ellsworth. . Antrim County's population has increased from 12,612 persons in 1970, to 18,185 persons in 1990. This represents an increase of 5,573 persons, or approximately 44 percent over twenty years. The 1996 estimate for the County is 20,595, which is an increase of 13.3 percent over the 1990 population. . .
. The Township population as a percent of the Antrim County population has been decreasing because other portions of the county are experiencing growth at a faster rate than Banks Township (see Table 2-2). . As is the case in communities throughout northwest lower Michigan, population growth is attributed, in large part, to an in-migration of new residents. Census data provided by the Northwest Michigan Council of Governments (NWMCOG), indicates that nearly 83 percent of the total population increase experienced by Antrim County between 1970 and 1979 can be attributed to people moving to the area. Nearly 76 percent of the population increase between 1980 and 1989 is due to people moving to the area. Natural increases (births in the county) accounted for approximately 17 and 24 percent of the total increase for the same time periods. . .• 1995 Population Estimates . Zoning permit information provided by Banks Township's zoning administrator suggests that 77 new homes (including site-built, modular, and mobile homes) have been built in the township since 1990 Census data became available. . If the number of homes built in the Banks Township is multiplied by 1990 year-round dwelling occupancy rates, and the result of that calculation is multiplied by per household population figures, then the Township's population as of December 31, 1995 may have increased to 1,928 persons. . 1990 Dwelling Units .....................859 New Units Built 1991-1995......... +77
Total Units as of 12/95 ................936 . 936 dwelling units multiplied by year-round occupancy rate (72 %) = 674 year-round homes as of December 31, 1995. 674 year-round homes multiplied by 2.86 persons per household = population of 1,927 persons as of December 31, 1995. . Based on the 1996 Census estimates, it appears the 1995 estimate was probably greater than the actual population. This could be due to a decreasing household size and/or a higher percentage of seasonal homes being constructed. . • Population Growth Projections Two sets of population growth projections have been formulated on the basis of two different growth assumptions. The first method assumes that the Township's population will equal 10 percent of the County's projected population for the years 2000, 2010, and 2020 based on data provided by the Michigan Department of Management and Budget. The second method assumes that the Township's population will increase on the basis of the annual rate of increase between 1970 and 1990.
The following table illustrates both methods. The number of persons and percentage of increase over the previous decade is also illustrated. .
. .
• Per
Household Population . 1990 figures indicate the number of households in the Township, County, and State has increased since 1980, while the number of persons per household has decreased. This decrease in per household population is attributed to lower birth rates, higher divorce rates, an increase in the number of single-parent families, a greater number of single-person households, and longer life expectancy.. . • Age
Groups .
. School age (5 - 17 years), family forming (25 - 44 years), and mature family (45 - 64 years) age groups represent 21.8, 30.9, and 16 percent of the Township's population respectively, and almost 69 percent of the population overall. The 0 to 4 year, young adult, and retirees and seniors age groups represent 8.5, 6.8, and 15.7 percent of the population, respectively. . State of Michigan . School age, family forming, and mature family age groups represent 19, 32, and 19 percent of the Michigan's population respectively, and 70 percent of the population overall. The 0 to 4 year, young adult, and retirees and seniors age groups represent 7, 11, and 12 percent of the population, respectively. . Antrim County . School age, family forming, and mature family age groups represent 18.8, 27.9, and 21.6 percent of the county's population respectively, and 68 percent of the population overall. The 0 to 4 year, young adult, and retirees and seniors age groups represent 7, 7, and 17 percent of the population, respectively. . Income
statistics reflect information for the 1990 Census was taken in April
1990. Generally, income levels for northern Michigan fall below those
found in the State as a whole. Table 2-5 compares the income statistics
for the Township as a whole, the Village of Ellsworth, Antrim County and
the state of Michigan. According to the 1990 Census, 7.6 percent of the families in the Township had incomes below the poverty level, compared to 9.5 percent for the County and 10.2 percent for the State. .
. . Educational attainment is tracked by the U.S. Census. Statistics from the 1990 Census indicate that 75.6 percent of the Township residents are high school graduates or higher, as compared with 76.4 percent for the County and 76.8 for the State. Township residents with bachelor’s degree or higher comprise 13.7 percent of the Township population. The County percentage is the same as the Township, while the state has a higher percentage of 17.4 percent. .
1990 Census data indicates there were 859 dwelling units in Banks Township. Seven hundred twenty-six (726) were site-built single family homes, 120 were mobile homes, and 13 were listed as attached dwelling units, such as duplexes and apartments. Two hundred forty (240) units were listed as seasonal or second homes. This figure represents approximately 28 percent of the Township's housing stock. . Zoning permit information provided by the Township zoning administrator indicates that 77 homes (including mobile homes) have been constructed since 1990 Census data became available. .
According to the 1990 Census, the median value of homes in Banks Township is $43,300. The median housing values in Antrim County and Michigan are $53,000 and $60,600, respectively. . According to local realtors, current (1998) typical housing prices range from $50,000 to $90,00, with the median house cost being approximately $70,000. Land is typically selling in the Township for approximately $1,250 per acre, although a property recently sold for $1,680 per acre. . . The Housing Needs Study for Antrim County (1996) states..."according to HUD calculations based on 1990 Census information, 21.5 percent of Antrim County’s households qualified as very low income in 1990, including households with incomes under 50 percent of the areas’s median income, compared with 19.9 percent region wide". The study further revealed that 32 percent of Antrim County renters can not afford rent of $300. As rents increase, more renters are pushed out of the market. The increase in contract rent between 1980 and 1990 exceeded the increase in median household income, providing an indicator that renters in Antrim county suffered a reduction in affordability.
The table below illustrates residential construction activity and indicates the age of Banks Township’s housing stock. .
. Property values can also be analyzed by reviewing State Equalized Value (SEV) figures. By law, SEV, (a community’s tax base), is equal to approximately one half of the true market value of real property and certain taxable personal properties. Table 2-7 shows the 1996 Township SEV by property class.
. As seen in the table above, the majority (approximately 78 percent) of the Township tax base is derived from residential property. .
E. Services,
Facilities & Transportation
. . With the exception of the Village of Ellsworth, Banks Township does not have a public water system. Consequently, Township residents rely on private on-site wells. Wells are regulated by the Antrim County Health Department. There are no public sewage disposal systems operated within the Township. Local residents primarily rely on private, on-site septic systems, which are also regulated by the Antrim County Health Department. Two important determinants for siting a septic system are soil suitability and depth to bedrock. The Natural Resources portion of this section addresses the geology and soils of the Township, and Figure 3-6 shows areas with septic limitations. . . .Private solid waste haulers serving the Banks Township include: Waste Management and Top Rank. Citizens may also haul garbage to either the transfer station in Ellsworth (Pleasant Hill Road) or Central Lake and pay a fee per bag or truckload. Additionally, the Central Lake facility accepts recyclables. . . Electric power is provided to the Township by Great Lakes Energy (formerly Top O’ Michigan) and Consumers Energy Company. Natural gas service is not currently available. GTE provides local phone service, while a variety of long distance carriers may be selected. TCI cable serves the Township’s cable television needs. . . Police protection is provided by the Antrim County’s Sheriff’s Department, dispatched from the Village of Bellaire. Additionally, the Village of Ellsworth has two part time officers. The Kalkaska State Police Post also supplements the County services. . The Banks Township fire district is a volunteer fire department governed by the Township Board. The district provides fire protection services for the community. The fire department is located on Center Street in Ellsworth with a second facility in Atwood. Ambulance services are provided by East Jordan and Eastport. Hospitals offering primary care to Township residents are located in Traverse City, Petoskey, and Charlevoix. . A 911 emergency response system is available in Banks Township. The Township participates in mutual aid agreements for police, fire, and ambulance services within Charlevoix and Antrim Counties. Under these agreements, the Township can request additional emergency services from other municipalities on an as-needed basis. . . Ellsworth Community Schools operate an elementary school (K-6) and a high school (7-12) which are centrally located in the Village of Ellsworth. Most of Banks Township is served by the Ellsworth school district, small portions of the Township are served by the Charlevoix and Central Lake School Districts. . Banks Township is also served by Ebenezer Christian School, a private school, located on White Street in Ellsworth. This school’s total enrollment varies from 40 to 50 students in grades kindergarten through eighth grade. . Post high school education is available locally at North Central Michigan College (NCMC) in Petoskey, offering two-year associates degrees and one-year certificate programs. NCMC also offers bachelors and masters programs in business administration through a joint agreement with Lake Superior State University. . Northwestern Michigan College (NWMC), a two-year institution, is located nearby in Traverse City and is noted for strong nursing and maritime programs. In addition, NWMC has joint arrangements with Ferris State University, Central Michigan University, Michigan State University, Eastern Michigan University, Michigan Technology University, Lake Superior State University, University of Michigan, and Wayne State University to offer several bachelor or masters degree programs. NWMC has an enrollment of approximately 3,000 full time students and is increasingly being used by area students. . . A Comprehensive Recreation Plan for the Village of Ellsworth and Banks Township has been prepared for the Ellsworth Village Council and Banks Township Board of Trustees, with assistance from Antrim County Planning Department and the Soil Conservation Service. The plan is a five year plan as required by the Michigan Department of Natural Resources (MDNR), for the years 1996-2000. This recreation plan must be adopted by both local governments and approved by the MDNR before the specified projects are eligible to apply for recreation grant funds. . A recreation commission comprised of nine members from both local governments (Village and Township) service organization, and public at large, currently serves in advisory capacity to the local governments. This commission meets at least once a year to review and revise stated recreation goals and objectives to the meet the community’s present and future recreational needs. . Inventory of existing Banks Township Recreation Facilities include: . . . . • Municipal, State, and Federal Facilities . The Banks Township Community Building is located on Center Street. The Township Community Building provides share space for both Banks Township and the Village of Ellsworth business, as well as community meeting space. The Banks Township Community Building is adequately meeting the Township needs at this time. . The Banks Township Fire Hall is located on Center Street and serves both the Village of Ellsworth and Banks Township with a second fire station located in Atwood. With the two locations, the Banks Township Fire Department facilities are meeting the current needs. The fire department also has a dry hydrant located along Old Dixie Highway. . • Transportation and Road Maintenance . The only major highway through the Township is US-31, which is the dominant north/south route through the Township. It is a state trunkline under the jurisdiction of the Michigan Department of Transportation. The total length of US-31 passing though Banks Township is approximately six miles. . The main county roads traversing Banks Township are C-48 and C-65. C-48 primarily runs east/west in the northern portion of the Township. C-65 primarily runs north/south in the eastern part of the Township. . The Antrim County Road Commission provides road maintenance and snow removal services on public roads in the Township, with the exception of roads located within Ellsworth Village limits . The Antrim County Transportation (ACT) provides an on call dial-a-ride bus service within Antrim County. For transportation needs beyond the County boundaries, ACT coordinates with the similar transportation services in adjacent counties. Additionally, a six county regional transit system coordinates two systems, the "Regional Ride" and the "Health Ride" which serve Antrim County. The Regional Ride is a fixed route system that was implemented in early 1998. One of the routes passes through Banks Township on US-31. Although there is not a designated stop in Banks Township, with prior arrangement, the Regional Ride bus will stop along the route to pick up passengers. . The Health Ride operates one van in each of the six counties to provide transportation to medical appointments. The Health Ride coordinator determines the most convenient and economical way to get each person to and from appointments using a combination of transit services when appropriate. The six county service area includes Antrim, Benzie, Charlevoix, Grand Traverse, Kalkaska, and Leelanau Counties. .
A community survey was developed and analyzed by the Charlevoix County Cooperative Extension Service on behalf of Banks, Marion and Norwood Townships early in the planning process. A summary analysis of that survey prepared by the Extension Service is included in this document as Appendix A |
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